[{"_1":2,"_105":-5,"_106":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,85,95],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":-5,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},"mediaId",6589496,"mediaKeyId","5554820-7f4bad054b3174e1fe8a85e115c22cc8","parentId",5554820,"title","Votes at a glance: council approves beer garden consent, support letter for USU, reimbursement deal, road vacation and power-meter updates","audioSeconds",540,"startMs",6540000,"endMs",7080000,"viewUrl","/Search/View?dp=1&key=5554820-7f4bad054b3174e1fe8a85e115c22cc8&start=6540&end=7080","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6589496/Utah/Votes-at-a-glance-council-approves-beer-garden-consent-support-letter-for-USU-reimbursement-deal-road-vacation-and-power-meter-updates","mediaUrl","author","Hurricane City Council","date","2025-08-07T15:30:00Z","article","Hurricane City Council took several formal actions at its Aug. 6 meeting. All motions below passed on voice votes (council present at this meeting: 3; absent: 2). The council approved the items listed here; staff will carry out implementation steps described in each motion.

Trail Hero beer garden (local consent): The council approved local consent for an on-site beer garden for the Trail Hero event, which is moving from the state park to the Washington County Fairgrounds. Applicant: 3 D Entertainment Inc. (d.b.a. Trail Hero). Motion by Councilman Preet, second by Councilman Thomas; outcome approved (ayes among council present). The mayor signed the consent.

USU Desert Research Center letter of support: Council approved a letter of support for the Utah State University Desert Research Center expansion at the fairgrounds. The approved letter specifically excluded any city commitment to waive impact fees; the council agreed to a plain letter of support only. Motion by Councilman Preece, second by Councilman Bauset; outcome approved.

Cole West reimbursement agreement (Cielo West, Foothills Canyon Drive): Council approved a reimbursement agreement under which the developer (Co West) will design and reconstruct Foothills Canyon Drive (a city-owned street damaged by heavy hauling) and contribute $250,000 toward the work; the city will reimburse the developer for documented costs above that amount consistent with the agreement. Staff estimated total reconstruction cost at about $600,000. Motion by Councilman Preet, second by Councilman Thomas; outcome approved.

Floritech Road vacation (Resolution 2025-29): Council approved Resolution 2025-29 to vacate a portion of Floritech Road. Staff and developers said the vacation is part of a planned roadway network realignment that will replace the existing, prescriptive roadway with new, master‑plan-aligned streets; staff will coordinate relocation of affected signs and access for impacted properties. Motion by Councilman Thomas, second by Councilman Fawcett; outcome approved.

Power connection fee update (Resolution 2025-30): Council adopted updates to the power connection fee schedule to reflect labor and material costs and the new AMI (smart meter) contract.

Residential analog-meter opt-out rate (Resolution 2025-31): Council approved an amended base rate for customers who opt out of AMI radio metering and require monthly manual reads. The council and power staff said the opt-out aims to balance customer choice and the increased labor and vehicle costs of manual read and service visits; the new opt-out base rate is $63.50 (previous base rate shown $30 in packet). The power board recommended the changes prior to the council vote.

Council and staff noted the AMI program also reduces tampering risk and permits remote connect/disconnect capability; staff said they will process opt‑out requests when AMI installation begins.

","mediaType","Audio","parentTitle","Hurricane City Council Agenda - 2025-08-07-CCR.2","oneSentenceSummary","Hurricane City Council approved local consent for a beer garden at the Trail Hero event, a letter of support for the USU Desert Research Center, a developer reimbursement agreement for road repaving, a partial vacation of Floritech Road, and two electric-rate updates.","taxTitle","Hurricane, Washington County, Utah","taxId",80031,"location","Utah","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":50,"_51":82,"_53":-5,"_54":55,"_56":57,"_58":83,"_60":61,"_62":63,"_64":84,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6589501,"Developer seeks amendment to Kachina Ridge development agreement; council continues item for two weeks",374,4666000,5040000,"/Search/View?dp=1&key=5554820-7f4bad054b3174e1fe8a85e115c22cc8&start=4666&end=5040","/articles/6589501/Utah/Developer-seeks-amendment-to-Kachina-Ridge-development-agreement-council-continues-item-for-two-weeks","HS Property LLC asked Hurricane City Council to amend the Kachina Ridge development agreement so the council\t\t\t\t\t\t\t\t\t\t\ttermination option would apply if a preliminary plat had not been approved by Dec. 3, 2028, rather than requiring a recorded final plat. The company said UDOT's interchange-design process has been slower than the development agreement anticipated, and that the slow third‑party approvals could allow the contract to be voided after the developer had already completed substantial work.

Developer representative Kent told the council the project has reached about 50% engineering design on the interchange; he said UDOT is now asking for a redesign to accommodate possible future highway widening, effectively restarting parts of the design process and delaying final approvals. Kent said the developer has spent millions on design, easements and coordination and that the change would prevent a \"mid-development\" termination if delays are caused by UDOT rather than the developer.

Councilmembers expressed caution. Several members noted the original zone change and development agreement created greater entitlements for the site, and they said any amendment should ensure continued city oversight of significant approvals. Councilmember Joseph (surname not given) asked that any amendment include explicit council review or an involvement mechanism for the preliminary‑plat approval rather than delegating sole authority to the planning commission.

After discussion the council voted to continue the item for two weeks and requested staff draft additional language to address council oversight of preliminary-plat approval. The developer requested the change in advance of the deadline; no amendment was approved at this meeting.

","The developer for Kachina Ridge asked the council to change a contract deadline that would let the city terminate the development agreement only if a preliminary plat has not been approved by Dec. 3, 2028, citing UDOT delays on an interchange design.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":50,"_51":92,"_53":-5,"_54":55,"_56":57,"_58":93,"_60":61,"_62":63,"_64":94,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6589506,"Hurricane council hears lengthy debate on allowing commercial kitchens in homes; discussion continued",487,3293000,3780000,"/Search/View?dp=1&key=5554820-7f4bad054b3174e1fe8a85e115c22cc8&start=3293&end=3780","/articles/6589506/Utah/Hurricane-council-hears-lengthy-debate-on-allowing-commercial-kitchens-in-homes-discussion-continued","Hurricane City Council members spent more than an hour discussing whether the city should allow commercial-style kitchens in residences as an amendment to the home‑based business ordinance.

Proponents who have already built a kitchen asked the council to change the code so they can secure business licenses for products such as salsas that do not qualify under the state\t\t\t\t\t\t\t\t\t\t\t\tcottage kitchen rules. Resident applicants said they followed staff guidance before building a $50,000 kitchen and were later told they could not receive a local license because their product (salsa) does not meet the state\t\t\t\t\t\t\t\t\tcottage license definition, which excludes vegetable-based, refrigerated, or meat-containing foods.

City staff said the current home-based business rules permit cottage kitchens only for shelf-stable baked goods that meet state-defined laboratory thresholds (pH and water activity). A commercial kitchen, or a state microenterprise license, would allow broader production but can also permit restaurant‑style uses and requires additional infrastructure and inspections.

Councilmembers repeatedly raised the same concerns: how to protect residential neighborhoods from food‑production impacts (odors, traffic, parking, hours of operation) and how to prevent at-home operations from effectively becoming restaurants. Councilmember discussion centered on possible regulatory tools including conditional uses, narrow ordinance language, and other limits that would allow small producers while restricting higher‑impact activities.

City staff said they will research alternatives to a broad ordinance change, including conditional‑use approaches and narrower permit conditions tailored to neighborhood impacts, and will consult with the city attorney and planning staff before returning to the council. The council voted to continue the item to the next meeting as a discussion with possible recommendation to the planning commission.

The council did not approve a code change at this meeting. The applicants were advised that, until the code is amended, the city cannot issue the requested business license for a commercial kitchen in a residence.

","Councilmembers debated whether to amend the home-based business code to allow commercial kitchens in residential zones, including limits to avoid restaurant-style operations. Staff will research options and return at the next meeting.",{"_33":96,"_35":36,"_37":38,"_39":97,"_41":98,"_43":99,"_45":100,"_47":101,"_49":50,"_51":102,"_53":-5,"_54":55,"_56":57,"_58":103,"_60":61,"_62":63,"_64":104,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6589492,"Residents press council over short-term rental license denial in Painted Sands; council explains notice and review process",597,1196000,1793000,"/Search/View?dp=1&key=5554820-7f4bad054b3174e1fe8a85e115c22cc8&start=1196&end=1793","/articles/6589492/Utah/Residents-press-council-over-short-term-rental-license-denial-in-Painted-Sands-council-explains-notice-and-review-process","Two residents from the Painted Sands neighborhood addressed the council about a denied short-term-rental license renewal.

Evelyn (last name not provided) said the city denied renewal because staff determined the property sits in a multifamily zone and thus does not qualify for a short-term rental license under current city code. She said the property had operated previously under a residential host business license and the denial has significant financial consequences for the homeowners.

Jonathan Zieber told the council the denial stemmed from an error in prior permitting: a neighbor\t\t\t\t\t\t\t\treported that another nearby listing did not meet single-family requirements. Zieber said he supports fair business opportunities but asked the city to spot-check recent licenses for accuracy and to consider alerting realtors who advertised incorrectly.

Councilmembers explained process limits: zoning and ordinance changes require public notice and a planning commission recommendation before council action, so the council cannot act immediately on an unnoted code change. Staff said the city could place an ordinance or zoning amendment on a future agenda after appropriate notices and planning commission review. The council did not reverse the denial and did not direct enforcement action, but staff said they would follow up with residents about notice requirements and potential next steps.

","Property owners and neighbors urged the council to reconsider a short-term rental license renewal that staff denied because the property is in a multifamily zone. Council members explained notice requirements and that ordinance/zone changes must follow a noticed process through planning commission and council.","actionData","errors"]

Article not found

Votes at a glance: council approves beer garden consent, support letter for USU, reimbursement deal, road vacation and power-meter updates

Developer seeks amendment to Kachina Ridge development agreement; council continues item for two weeks

Hurricane council hears lengthy debate on allowing commercial kitchens in homes; discussion continued

Residents press council over short-term rental license denial in Painted Sands; council explains notice and review process